Comparative Property Trends: Harare vs. Bulawayo (2026)

Zimbabwe's property market is evolving, with Harare and Bulawayo emerging as distinct investment hubs. Understanding the nuances between these cities can guide informed decisions for buyers, investors, and developers.

Harare: The Capital's Dynamic Real Estate Market

Price Surge and Demand

• In 2024, Harare property prices increased by 36.8%, driven by economic stabilization and renewed investor confidence.
  
• Average price per square meter: US$520, highlighting a premium compared to other cities.
  
• High-demand suburbs: Borrowdale, Mount Pleasant, and Highlands, known for their upscale amenities and proximity to commercial centers.
  

Investment Opportunities

• Rental yields: Approximately 5–7%, with suburban developments showing the strongest growth potential.
  
• Diaspora interest: 43% of market inquiries are from Zimbabweans living abroad, indicating strong external investment interest.
  
• Commercial sector: The central business district (CBD) is experiencing revitalization, attracting both local and international businesses.
  

Bulawayo: Zimbabwe's Affordable and Emerging Market

Affordability and Value

• Property prices are generally 15–20% lower than in Harare, making it attractive for first-time buyers and families.
  
• Suburban growth: Areas like Khumalo and Hillside have seen property prices rise by about 12% over the last two years.
  
• Average price for a 3-bedroom house in Hillside: Approximately US$85,000, offering value compared to Harare's upscale suburbs.
  

Lifestyle and Community

• Quieter environment: Bulawayo is known for its spacious family homes and quiet streets, appealing to those seeking a more relaxed lifestyle.
  
• Community amenities: Schools, parks, and local businesses contribute to a strong sense of community.
  
• Tourism potential: Proximity to attractions like Victoria Falls boosts short-term rental opportunities, with Airbnb hosts averaging notable annual revenue.

Comparative Snapshot

Choosing the Right City for Investment

• Harare: Ideal for investors seeking high returns in upscale residential and commercial properties. The city's infrastructure and amenities support robust rental demand and capital appreciation.
  
  
• Bulawayo: Suited for those looking for affordable properties with potential for steady growth. The city's emerging tourism sector and community-focused environment offer unique opportunities.
  

Conclusion

Both Harare and Bulawayo present compelling opportunities in Zimbabwe's real estate market. Your choice should align with your investment goals, budget, and lifestyle preferences. Whether you're drawn to Harare's dynamic urban environment or Bulawayo's affordable charm, understanding these cities' distinct property trends will empower you to make informed decisions.

Frequently Asked Questions (FAQs)

1. Which city has higher property prices, Harare or Bulawayo?
   Harare generally has higher property prices, especially in upscale suburbs, while Bulawayo offers more affordable options.
2. Where are rental yields higher?
   Rental yields are comparable (5–7%) in both cities, but Harare's urban areas may offer faster appreciation.
3. Is Bulawayo a good city for first-time property investors?
   Yes. Bulawayo offers lower entry prices and steady growth, making it suitable for first-time investors.
4. Which city attracts more diaspora investment?
   Harare attracts more diaspora investors due to its urban development, infrastructure, and commercial opportunities.
5. Are short-term rentals profitable in Bulawayo?
   Yes. Bulawayo's proximity to tourist attractions provides opportunities for Airbnb and other short-term rental income.